Application-pud.doc 11/23/2005

_____________________

Application No. (For City Use Only)

PLANNED UNIT DEVELOPMENT APPLICATION

FEE: See Attached “Consolidated Fee Schedule”

Application for property located at : __________________________________________________________

Date :_______________________ Total Acreage: ________________________ Current zone: ___________

Property Owner: ____________________________________________________ Phone No.:_______________ (Current property owner must sign application)

Subdivision Name: ___________________________________________________Number of lots: _________

Subdivider/Agent: __________________________________________________ Phone No.:________________

Email:_______________________________ Fax:____________________________ Cell No. _________________

Mailing Address :____________________________________________________ Zip Code: _______________

Engineer : ___________________________________________________________ Phone No. : ______________

Email:_______________________________ Fax:____________________________ Cell No. _________________

Mailing Address: _____________________________________________________ Zip Code: ______________

LEGAL DESCRIPTION AND SITE PLAN FOR THE SUBJECT PROPERTY MUST ACCOMPANY THIS APPLICATION

1. What is the percentage of land being covered by building structures? _________________ 2. What is the percentage of land being utilized as open green space? ___________________ 3. What is the percentage of land which will be impervious surface? ____________________ 4. What is the estimated development construction schedule? __________________________ 5. Number of one bedroom units_____ Number of two bedroom units______ Number of three bedroom units_____ Other __________ 6. The following information must also be submitted with the application: a. A document verifying proof of ownership and completed attached Property Owner

Affidavit form. The current property owner must be the applicant but may designate an authorized agent to act in his/her behalf. Proof of ownership may include a Davis

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Application-pud.doc 11/23/2005

County Recorder’s printout indicating ownership with corresponding parcel number, a warranty deed, quit claim deed, or tax notice.

b. Property address and legal description. A legal description can be obtained from the deed, tax notice, or Davis County Recorder’s Office.

c. Property plat from the Davis County Recorder’s Office. The subject property should be clearly marked in red. Notification of the proposal will be sent to the adjacent property owners by Farmington City in accordance with City ordinances.

A Planned Unit Development (PUD) is a large scale, predominantly residential development in which the regulations (except streets) of the underlying zone are waived to allow flexibility and innovation in site and building design in accordance with a PUD Master Plan approved by the Planning Commission and City Council.

PROPERTY OWNER AFFIDAVIT STATE OF UTAH ) : ss COUNTY OF DAVIS ) I (We), ___________________________________, being duly sworn, depose and say that I (We) am (are) the owner(s)* of the property identified in the attached application and that the statements herein contained and the information provided in the attached plans and other exhibits are in all respects true and correct to the best of my (our) knowledge. _________________________________ ________________________________ (Property Owner) (Property Owner) _________________________________ (Authorized Agent) Subscribed and sworn to me this _________________day of ________________, 20_____. _________________________________ (Notary) Residing in Davis County, Utah My commission expires: ___________ *Shall be the owner-of-record as listed by the Davis County Recorder’s Office or may be the authorized agent of the owner as listed below.

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AGENT AUTHORIZATION I (We), _____________________________, the owner(s) of the real property described in the attached application, do authorize as my (our) agent(s) __________________________________________ to represent me (us) regarding the attached application and to appear on my (our) behalf before any City Boards considering this application and to act in all respects as our agent in matters pertaining to the attached application. ____________________________ _______ ___________________________________ Property Owner) (Property Owner) Dated this _______day of _____________, 20___, personally appeared before me ______________, the signer(s) of the above instrument who duly acknowledged to me that they executed the same. _________________________________ (Notary) Residing in Davis County, Utah My commission expires: ___________

PROPERTY OWNER AFFIDAVIT.doc 11/23/2005

PRELIMINARY PLAT REQUIREMENTS

1. The Subdivider of a major subdivision, after receiving schematic plan approval, shall file an application for preliminary plat approval with the Farmington City Planning Department on a form prescribed by the City, together with six (6) prints of the preliminary plat and one 11-inch by 17-inch copy. At the same time, the Subdivider shall pay an application fee as published in the “Consolidated Fee Schedule” (attached). 2. The preliminary plat shall be clearly and legibly drawn with approved waterproof drawing ink at a scale not less than one inch equaling 100 feet. The plat shall be so drawn that the top of the sheet is either north or east, whichever accommodates the drawing best. Dimensions shall be in feet and decimals thereof and bearings in degrees, minutes and seconds. 3. The following information shall be included on the preliminary plat: a. A vicinity sketch at a scale of not less than 1000 feet to the inch which defines the location of the subdivision within the City. b. The name of the subdivision. Such subdivision name shall not duplicate or nearly duplicate the name of any subdivision in the City or in the incorporated and unincorporated area of Davis County. c. The date, north point, written and graphic scales d. A legal description to define the location and boundaries of the proposed subdivision; e. The location, names and existing widths of adjacent streets; f. The names and numbers of adjacent subdivisions and the names of owners of adjacent unplatted land; g. The contours, at one-foot intervals, for predominant ground slopes within the subdivision between level and five percent, and two-foot contours for predominant ground slopes within the subdivision over five percent. Such contours shall be based on Davis county

PRELIMINARYPLATREQUIREMENTS.doc11/23/2005

datum. The closest City survey monument shall be used and its elevation called out on the map. Survey monument information shall be obtained from the Davis County Surveyor or City Engineer; h. At the discretion of the City, a grading plan showing, by appropriate graphic means, the proposed grading of the subdivision. Contours should be consistent with Section 12-6-030(2)(j). Proposed subdivisions located in the Foothill Zone shall comply with requirements of Chapter 30 in the Farmington City Zoning Ordinance; i. The location of all isolated trees worthy of preservation with a trunk diameter of four inches or greater, within the boundaries of the subdivision, and the outlines of groves or orchards; j. The boundaries of areas subject to 100-year flooding or storm water overflow, as determined by the City, and the location, width and direction of flow of all watercourses, including all existing and proposed irrigation and natural runoff channels and courses; k. The existing use or uses of the property and the outline of any existing buildings and their locations in relation to existing or proposed street and lot lines drawn to scale; l. Location and dimensions of proposed sites to be dedicated or reserved for open space or recreational use; m. Any proposed lands to be reserved in private ownership for community use; n. The locations, proposed names, widths and a typical cross section of curbs, gutters, sidewalks, and other improvements of the proposed street and access easements; o. Layout of all lots, including the average and minimum lot size, lot dimensions, and consecutive numbering; p. Preliminary location and size of sanitary sewers, water mains, pressurized irrigation lines, and any other public or private utility; q. Preliminary indication of needed storm drainage facilities with preliminary runoff calculations and location, size, and outlets of the drainage system; r. The location of any of the foregoing improvements which may be required to be constructed beyond the boundaries of the subdivision shall be shown on the subdivision plat or on the vicinity map as appropriate;

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s. If it is contemplated that the development will proceed by phases, the boundaries of such phases shall be shown on the preliminary plat along with the estimated construction schedule for each phase; t. The words “Preliminary Plat—Not to Be Recorded” shall be shown on the plat. 4. Soil Report: a. A soil report, based upon adequate test borings and excavations, prepared by a civil engineer specializing in soil mechanics and registered by the State of Utah, shall be required prior to preliminary approval of any subdivision plat. The soil report shall include, among other things, a description of the soil types and characteristics on the site, describe whether or not ground water was encountered in any of the test borings and at what elevation it was encountered, and shall identify the location of any seismic zones or flood zones on the property. b. If the soil report indicates the presence of critically expansive soils, high

water table, the presence of toxic or hazardous waste, or other soil problems which, if not corrected, would lead to structural defects of the proposed buildings, damage to the buildings from the water, premature deterioration of the public improvements, or which would represent a public health hazard, a soil investigation of each lot in the subdivision may be required by the City Engineer. The soil investigation shall recommend corrective actions intended to prevent damage to proposed structures and/or public improvements. The fact that a soil report has been prepared shall be noted on the final plat and a copy attached to the preliminary plat application.

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FINAL PLAT REQUIREMENTS

1. The Subdivider shall file an application for final plat approval with the Farmington City Planning Department on a form prescribed by the city, together with six (6) prints of the final plat and an 11-inch by 17-inch copy and all required fees. Application for final plat approval shall be made within twelve (12) months after approval or conditional approval of the preliminary plat by the Planning Commission. This time period may be extended for up to twelve (12) months for good cause shown if the Subdivider petitions the Planning Commission for an extension prior to the expiration date. Only one extension may be granted. 2. The final plat shall consist of a sheet of approved tracing linen or mylar to the outside or trim line dimensions of 19 x 30 inches. The border line of the plat shall be drawn in heavy lines leaving a space of at least one and one-half inches on the left margin of the sheet for binding, and not less than a one-half inch margin in from the outside or trim line around the other three edges of the sheet. The plat shall be so drawn that the top of the sheet either faces north or east, whichever accommodates the drawing best. All lines, dimensions and markings shall be made on the tracing linen with approved waterproof black drawing ink. 3. The final plat shall be drawn at a scale of not less than 1 inch equaling 100 feet, and the workmanship on the finished drawing shall be neat, clear, and readable. 4. The location of the subdivision within the City shall be shown by a small scale vicinity map on the first sheet. 5. The title of each sheet of the final plat shall consist of the approved name and unit number of the subdivision in bold letters followed by the words “Farmington City” at the top of the sheet. 6. Wherever the City Engineer has established a system of coordinates, the survey shall use such system. The adjoining corners of all adjoining subdivisions shall be identified by lot and block numbers, subdivision name and place of record, or other proper designation.

FINALPLATREQUIREMENTS.doc

7. An accurate and complete boundary survey to second order accuracy shall be made of the land to be subdivided. A traverse of the exterior boundaries of the tract, and of each block, when computed from field measurements on the ground shall close within a tolerance of one (1) foot to twenty thousand (20,000) feet of perimeter. 8. The final plat shall show all survey, mathematical information, and data necessary to locate all monuments and to locate and retrace all interior and exterior boundary lines appearing thereon, including bearing and distance of straight lines, and central angle, radius, and arc length of curves, and such information as may be necessary to determine the location of the beginning and ending points of curves. 9. Sufficient linear, angular and curve data shall be shown to determine readily the bearing and length of the boundary lines of every block, lot and parcel which is a part thereof. Sheets shall be so arranged that no lot is split between two or more sheets, and wherever practicable, blocks in their entirety shall be shown on one sheet. 10. All lots, blocks, and parcels offered for dedication for any purpose shall be delineated and designated with dimensions, boundaries, and courses clearly shown and defined in every case. No ditto marks shall be used for lot dimensions. Lot numbers shall begin with the numeral “1” and continue consecutively throughout the subdivision with no omissions or duplications. When a subdivision is developed in phases, the phase number shall precede each lot number. For example, phase two would be numbered 201, 202, 203, etc. 11. An address shall be placed on each lot shown on the final plat. Addresses shall conform to the established grid system for Davis County and shall include optional addresses for corner lots. 12. The square footage of each lot shall be shown. 13. Parcels offered for dedication other than for streets or easements shall be designated by letter. 14. The plat shall show the right-of-way lines of each street, and the width of any portion being dedicated, and widths of any existing dedications. The widths and locations of adjacent streets and other public properties within fifty (50) feet of the subdivision shall be shown with dotted lines. If any street in the subdivision is a continuation or an approximate continuation of an existing street, the conformity or the amount of nonconformity of such street to such existing streets shall be accurately shown. 15. All streets within the subdivision shall be assigned a name. Numerical names are preferred. Streets which have an alphabetic name shall also be assigned a coordinate reference number which conforms to the numbering system adopted by the City. All numbering shall be accomplished by the City Engineer.

FINALPLATREQUIREMENTS.doc11/23/2005 2

16. The side lines of all easements shall be shown by fine dashed lines. The widths of all easements and sufficient ties thereto to definitely locate the same with respect to the subdivision shall be shown. All easements shall be clearly labeled and identified. 17. If the subdivision is adjacent to a waterway or any other area which is subject to flooding, the plat shall show the line of high water with a continuous line and shall also show with a fine continuous line, any lots subject to inundation by a one hundred (100) year flood. The base flood elevation (BFE) of any lot within the 100 year flood plain shall be shown. 18. The plat shall show fully and clearly stakes, monuments, and other evidence indicating the boundaries of the subdivision as found on the site. Any monument or bench mark that is disturbed or destroyed before acceptance of all improvements, shall be replaced by the Subdivider under the direction of the City Engineer. The following required monuments shall be shown on the final plat: a. The location of all monuments placed in making the survey, including a statement as to what, if any, points were reset by ties; b. All right-of-way monuments at angle points and intersections as approved by the City Engineer. 19. The title sheet of the plat shall show the name of the engineer or surveyor, together with the date of the survey, the scale of the map, and the number of sheets. The following certificates, acknowledgements, and descriptions shall appear on the title sheet of the final plat: a. Registered land surveyor’s “Certificate of Survey” b. Owner’s dedication certificate; c. Notary public’s acknowledgment for each signature on the plat; d. A description of all property being subdivided with reference to maps or deeds of the property as shall have been previously recorded or filed. Each reference in such description shall show a complete reference to the book and page of records of the County and commence from Section corners of known location, bearing, and distance. The description shall also include reference to any vacated area with the vacation ordinance number indicated; e. Blocks for authorized signatures of the Planning Commission, City Engineer, Farmington Area Pressurized Irrigation District or Weber Basin Conservancy District, Central Davis Sewer District, City Attorney, and City Council shall be provided along the

FINALPLATREQUIREMENTS.doc11/23/2005 3

bottom or right side of the plat. f. A block for the Davis County Recorder shall be provided in the lower right corner of the plat. g. Such other affidavits, certificates, acknowledgements, endorsements, and notary’s seals as are required by law, by the Subdivision Ordinance, or by the City Attorney. 20. Prior to recordation of the plat, the Subdivider shall submit a current title report to be reviewed by the City Attorney. A “current” title report is considered to be one which is prepared and dated not more than one (1) month before the proposed recordation of the final plat. 21. A note shall be placed on the final plat indicating that a soil report has been prepared and submitted to the City for the proposed subdivision in accordance with the provisions of the Subdivision Ordinance. 22. When a subdivision contains lands which are reserved in private ownership for community use, the Subdivider shall submit, with the final plat, the name, proposed articles of incorporation, and bylaws of the owner or organization empowered to own, maintain and pay taxes on such lands. 23. At the time a final plat of a subdivision is submitted to the City, the Subdivider shall submit the following documents: a. Calculation and traverse sheets giving bearings, distances, and coordinates of the boundary of the subdivision and blocks and lots as shown on the final plat. b. Design data, assumptions and computations for proper analysis in accordance with sound engineering practice, along with appropriate plan, section, and profile sheets for all public improvements. c. A copy of the UPDES permit and Storm Water Pollution Prevention Plan containing all information required by the UPDES permit. 24. At the time a final plat of a subdivision is submitted to the City, the Subdivider shall also submit the final plat and construction drawings in AutoCAD and pdf format showing required items as described herein.

FINALPLATREQUIREMENTS.doc11/23/2005 4

Application—subdivisionyield.doc 11/23/2005

_______________________ Application No. (For Office Use Only)

SUBDIVISION YIELD PLAN APPLICATION FEE: See “Consolidated Fee Schedule”

Application for property located at : __________________________________________________________

Date :_______________________ Total Acreage: _________________________ Current zone: ___________

Property Owner: ____________________________________________________ Phone No.:_______________ (Current property owner must sign application)

Subdivision Name: ___________________________________________________Number of lots: _________

Subdivider/Agent: __________________________________________________ Phone No.:________________

Email:_______________________________ Fax:____________________________ Cell No. _________________

Mailing Address :____________________________________________________ Zip Code: _______________

Engineer : ___________________________________________________________ Phone No. : ______________

Email:_______________________________ Fax:____________________________ Cell No. _________________

Mailing Address: _____________________________________________________ Zip Code: ______________

LEGAL DESCRIPTION FOR THE PROPERTY MUST ACCOMPANY THIS APPLICATION

1. What percentage of the land consists of Primary Conservation Areas (PCA’s: Lands which

are inherently unfit for development, such as flood plains, wetlands, and slopes of thirty

percent [30%] or greater)? ___________________

2. What percentage of the land consists of Secondary Conservation Areas (SCA’s : Special

features of the property that may ordinarily be overlooked or ignored during the design

process, such as orchards, native tree groups, etc.)? ________________

3. The street(s) from which access could be provided under the Yield Plan proposal for the

subdivision and individual lots is/are: ________________________________________

_______________________________________________________________________

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Application—subdivisionyield.doc 11/23/2005

4. The minimum required lot area for the Yield Plan is: ____________________________

5. The area of the smallest lot shown in the Yield Plan is: ___________________________

6. The minimum required lot width for the Yield Plan is: ___________________________

7. The width of the narrowest lot shown in the Yield Plan is: ________________________

8. The maximum number of lots permissible under the Yield Plan is: __________________

9. The following information must also be submitted with the application:

a. A document verifying proof of ownership and the completed attached Property

Owner Affidavit form. The current property owner must be the applicant but may

designate an authorized agent to act in his/her behalf. Proof of ownership may

include a County Recorder's printout indicating ownership with corresponding parcel

number, a warranty deed, quit claim deed or tax notice.

b. Property address and legal description. A legal description can be obtained from the

deed, tax notice, or Davis County Recorder's Office.

c. Property plat from the Davis County Recorder's Office. Your property should be

clearly marked in red. Notification of your proposal will be sent to the adjacent

property owners by Farmington City in accordance with City ordinances.

A yield plan is a preliminary conceptual design intended to show how the property could be

developed under a conventional design and street layout using dimensional standards set forth in

City Ordinances.

EXHIBIT “A”

ZONING ORDINANCE CHAPTER 27

PLANNED UNIT DEVELOPMENT (PUD)

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` CHAPTER 27

PLANNED UNIT DEVELOPMENT (PUD)

11-27-010 Purpose.11-27-020 Definition.11-27-030 Combination with Residential Zones.11-27-040 Designation on the Official Map.11-27-050 Pre-Application Conference.11-27-060 Preliminary (PUD) Master Plan.11-27-070 Preliminary (PUD) Master Plan Review by Planning Commission.11-27-080 City Council Action on Preliminary (PUD) Master Plan.11-27-090 Final (PUD) Master Plan.11-27-100 Final (PUD) Master Plan Review by Planning Commission.11-27-110 Final (PUD) Master Plan Review by the City Council.11-27-120 Standards and Requirements.11-27-130 Permanent Protection of Planned Unit Development Open Space.11-27-140 Performance Bond and Guarantee of Improvements.11-27-150 Covenants and Restrictions.11-27-160 Time Limit.

11-27-010 Purpose.

The intent of the Planned Unit Development chapter is to promote flexibility in site design,to achieve, for example, the clustering of buildings, the mixture of housing types, and the combiningof housing with supplementary uses such as commercial centers, business parks or other multipleuse centers, etc. This chapter is also intended to promote better design of residential developmentsthrough the use of design professionals. It is further intended that a Planned Unit Development willprovide for more open space, more public amenities, and the preservation of natural features suchas flood plains and steep slopes than would be possible under traditional development techniques.This Chapter, however, will not allow flexibility in the design and construction of streets. All streetsin Planned Unit Development's shall be dedicated public streets and conform to the MinimumImprovement Requirements of the Subdivision Standards except for parking areas in apartmentcomplexes.

11-27-020 Definition.

A Planned Unit Development is a large scale, predominantly residential development inwhich the regulations (EXCEPT streets) of the underlying zone are waived to allow flexibility andinnovation in site and building design in accordance with a (PUD) Master Plan approved by thePlanning Commission and City Council. Accessory non-residential uses may be included in thedevelopment, as determined by the Planning Commission, to provide a necessary service to theresidents of the development.

11-27-030 Combination with Residential Zones.

A Planned Unit Development shall be permitted as a conditional use only in the AA, A, AE,LS, S, LR R, R-2, R-4, and R-8, BP, BR and C zones. The provisions of this Chapter shall prevailin cases of conflict between this Chapter and other chapters (the provisions of the Foothill Ordinanceshall be more restrictive than this Chapter).

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11-27-040 Designation on the Official Map.

A Planned Unit Development designation shall be used in combination with existing zonesas designated above and not applied to a land area independently. The Planned Unit Developmentdesignation (PUD) shall become a suffix to the zone with which it is combined. For example, R-8(PUD) Approval of Planned Unit Development shall be accomplished in the same manner as otheramendments to the official zoning map in compliance with Chapter 6 of this Ordinance.

11-27-050 Pre-Application Conference.

To obtain information and an interpretation of the Planned Unit Development Chapter andother provision in this Ordinance that pertain to Planned Unit Development`s, each applicant shallconfer with the City Planner and other Farmington City staff members as appropriate in a (PUD)Concept Plan pre-application conference before a Preliminary (PUD) Master Plan is submitted. Thesubmission of general outlines of the proposal, sketch plans, and other conceptual documents areappropriate at this time. The City Planner shall furnish the applicant with written commentsregarding the conference, including appropriate recommendations to assist the applicant in thepreparation of a Preliminary (PUD) Master Plan. These comments and recommendations must beconsidered as guidance and as assistance to the applicant pending official action by Farmington Cityon the submitted Preliminary (PUD) Master Plan.

11-27-060 Preliminary (PUD) Master Plan.

All applications for approval by Farmington City of a Preliminary (PUD) Master Plan, shallinclude 6 copies of proposed Preliminary (PUD) Master Plan. This development plan shall containthe following written documents:

(a) A legal description of the total site proposed for development, including a statementof present and proposed ownership.

(b) A development schedule indicating the approximate date when construction of thePlanned Unit Development or stages of the Planned Unit Development can be expected to begin andbe completed.

(c) A tabulation of the following: total number, by type, of dwelling units; total acreageof the site and the percentages thereof to be designated for various uses, i.e., parking, open space,streets, commercial, residential, etc.; gross and net dwelling unit densities and an estimate of theproject population; anticipated number of employees, proposed lot coverage ratio of buildings andstructures.

(d) Site plan and supporting maps:

(1) Topographic maps of the site, including contour intervals of no greater than two(2) feet. This map should include existing conditions such as a drainage channel, flood plain, otherunique natural features, and natural vegetation coverage.

(2) General location and size of all dwellings and other structures in the PlannedUnit Development.

(3) Proposed circulation system and parking areas, including streets, pedestrianpathways, ingress and egress and recreational vehicle storage areas and proposed outdoor lighting.

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(4) Parks, common open spaces, semi-private open spaces, playgrounds, schoolsites, and other public and private recreational facilities and improvements proposed for the PlannedUnit Development.

(5) An existing and proposed utility system plan including sanitary sewers, culinarywater, storm water, and easements for electricity, natural gas, and telephone, etc. This plan shouldalso indicate from which point the utilities will be extended.

(6) A landscaping plan indicating the general type, location and treatment of shrubs,ground covers and plant materials used for private and common open spaces and a preliminary layoutof the sprinkling system. The retention of healthy existing trees and other vegetation is stronglyencouraged.

(7) The proposed treatment of the perimeter of the Planned Unit Development,including materials and techniques used such as berms, planting screens, fences, and walls.

(8) Preliminary subdivision plat, if the entire Planned Unit Development is beingsubdivided in no more than one phase or plat, as required in the Farmington City SubdivisionStandards showing the layout of all lots.

(9) Location of any proposed signs.

(e) Preliminary elevations including building heights and appropriate perspectives ofall building types proposed within the Planned Unit Development to clearly show the nature,building materials, design and layout of the development site.

(f) Evidence that the applicant has sufficient control over the subject property toeffectuate the proposed plan.

(g) Other materials, data and studies as may be required by either the City Planner or thePlanning Commission. The applicant may ask for a preliminary Planning Commission review as anagenda item to assist in establishing the type, need and extent for specific materials, data or studies.These may include, but not be limited to the following:

(1) An economic feasibility study or market analysis showing the need or basisfor the Planned Unit Development.

(2) Seismic, special topographic and soils studies.

(3) Other studies identified as being necessary because of the uniqueness of theproposed Planned Unit Development site or its general surroundings.

11-27-070 Preliminary (PUD) Master Plan Review by Planning Commission.

The Planning Commission shall review the application for approval of a Planned UnitDevelopment designation and the Preliminary (PUD) Master Plan at a public hearing. The PlanningCommission shall either approve the application and plan as presented, approve it subject to certainconditions, table the application pending receipt of required materials, data, studies and information,or disapprove it. Approval of the Preliminary (PUD) Master Plan shall be made only after thePlanning Commission makes the following findings:

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(a) That the proposed layout will provide a more pleasant and attractive livingenvironment than a conventional development established under the strict applications of theprovisions of the underlying zones. The Planning Commission shall consider the architecturaldesign of the buildings and their relationship on the site and their relationship to developmentbeyond the boundaries of the proposed Planned Unit Development. The Planning Commission shallconsider the landscaping and screening as related to the several uses within the proposed PlannedUnit Development and as a means of its integration into its surroundings.

(b) That the proposed Planned Unit Development will create no detriment to propertyadjacent to the Planned Unit Development and to this end the Planning Commission may require thatthe uses of least intensity or greatest compatibility be arranged around the boundaries of the project.The Planning Commission may require that yard and height requirements of the adjacent zone applyon the periphery of the Planned Unit Development.

(c) That the proposed Planned Unit Development will provide more efficient use of theland and more usable open space than a conventional development permitted in the underlying zone.The Planning Commission shall consider the residential density of the proposed development andits distribution.

(d) That the increased density allowed within the Planned Unit Development will becompensated by better site design and by the provision of increased amenities, common open space,and recreational facilities. To insure this requirement is achieved, site plans and other plans shouldbe prepared by design professionals.

(e) That any variation allowed from the development standards of the underlying zonewill not increase hazards to the health, safety, or general welfare of the residents of the proposedPlanned Unit Development. Based on its action on the Preliminary (PUD) Master Plan, the PlanningCommission shall make recommendations to the City Council. A recommendation for approval ofthe Preliminary (PUD) Master Plan shall also include a list of recommendations for deviation fromthe requirements of the underlying zone requirements.

11-27-080 City Council Action on Preliminary (PUD) Master Plan.

The City Council shall review the application for Planned Unit Development designation tobe added as a suffix to an underlying zone. The City Council shall also review and take action onthe Preliminary (PUD) Master Plan at a public hearing in accordance with Chapter 6 of thisOrdinance.

11-27-090 Final (PUD) Master Plan.

(a) Following the public hearing on a Preliminary (PUD) Master Plan and prior todesignation of a Planned Unit Development in combination with an underlying zone, 6 copies of theFinal (PUD) Master Plan shall be submitted to the City Planner. Any failure to submit a Final (PUD)Master Plan on the proposed Planned Unit Development or any portion thereof within one (1) yearof the approval of the Planned Unit Development designation and the Preliminary (PUD) MasterPlan shall terminate all proceedings and render the proposed Planned Unit Development null andvoid.

(b) The City Planner shall review the Final (PUD) Master Plan to assure that it is incompliance with the requirements of this Chapter. The Planning Commission shall not place anyFinal (PUD) Master Plan on the Planning Commission agenda until all items required have beensubmitted or are omitted for good cause. The Final (PUD) Master Plan will allow the PlanningCommission to review all the information required for the Preliminary (PUD) Master Plan in its

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finalized, detailed form. The final plan shall not vary substantially from the previously approvedPreliminary (PUD) Master Plan. The Final (PUD) Master Plan shall be deemed in substantialcompliance with the Preliminary (PUD) Master Plan provided that:

(1) The lot areas do not vary by more than ten percent (10%);

(2) A reduction of the area designated for common open space is no more thanfive percent (5%);

(3) An increase in the floor area proposed for non-residential uses is no morethan five percent (5%);

(4) An increase in the ground coverage ratio by all buildings is no more than fivepercent (5%).

(c) If it is determined that the Final (PUD) Master Plan does vary substantially from thePreliminary (PUD) Master Plan, the applicant must repeat the procedure outlined in Section 11-27-106 to Section 11-27-108 before further action shall be taken on the Final (PUD) Master Plan. Theapplicant may be required to pay additional fees, as determined by the City Manager, for the repeatedprocedures required..

(d) The Final (PUD) Master Plan shall contain all of the site plans and maps required forthe Preliminary (PUD) Master Plan in a finalized format. Specifically it shall contain the following:

(1) Tabulations of all dwelling units to be constructed by types and number ofbedrooms per unit (if multi-family);

(2) Detailed site plan with complete dimensions showing precise locations of allbuildings and structures, lot or parcel sizes and locations, designations ofcommon spaces and special use areas, detailed circulation pattern;

(3) Dimensioned parking layout and traffic circulation pattern including streets,location of individual parking stalls and all areas of ingress and egress andoutdoor lighting;

(4) Final exterior design for all building types, presented as exterior perspectivesor exterior elevations;

(5) Detailed engineering plans or final subdivision plat showing site grading,street improvements, drainage and public utility location.

(6) Detailed landscaping plans with a legend showing the types and sizes of allplanting materials and their locations, decorative materials, recreationequipment, sprinkler or irrigation systems and any recreation related outdoorlighting;

(7) The fully executed declaration of covenants, conditions, restrictions togetherwith open space easements and other bonds, guarantees, or agreements asrequired by this Chapter or as deemed necessary by the Planning Commissionand/or the City Attorney;

11-27-100 Final (PUD) Master Plan Review by Planning Commission.

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(a) The Planning Commission shall review the submitted Final (PUD) Master Plan andmay approve or disapprove it. The Planning Commission may approve Final (PUD) Master Plan ifthey find that the proposed Planned Unit Development meets all of the requirements of this Chapter,that it is in substantial compliance with the approved Preliminary (PUD) Master Plan and that itmeets the objectives and purposes of this Chapter. The Planning Commission may imposeconditions with the approval of Final (PUD) Master Plan that will ensure that the proposed PUDmeets with the objectives of this Chapter.

(b) Phased Development - Development Plans for an approved Preliminary (PUD) MasterPlan may be submitted in phases, provided each phase can exist as a separate unit capable ofindependently meeting all the requirements and objectives of this Chapter. If the Planned UnitDevelopment is developed in phases, the required open space and approved recreational facilitiesshall be developed in proportion to the number of dwelling units intended to be developed duringany given development phase unless it is determined by the Planning Commission a greater amountof open space and recreation facilities must be provided in order to assure that these spaces andfacilities can function properly.

(c) Fees - All final plans shall be accompanied by the appropriate fee, as specified fromtime to time by the City Council.

11-27-110 Final (PUD Master Plan Review by the City Council

(a) The City Council shall review the Final (PUD) Master Plan after review and approvalby the Planning Commission. If the City Council finds that the proposed Planned Unit Developmentmeets the objectives and purposes of this Chapter, it may approve the Final (PUD) Master Plansubject to; but not limited to, the following:

(1) Building Permit - No building permit for any portion of the proposed PlannedUnit Development shall be issued until the Final (PUD) Master Plan has beenapproved and all necessary subdivision ordinance requirements have beenmet. Building permits may be issued in accordance with the approved Final(PUD) Master Plan even though the yard requirements, building heightys,minimum lot sizes, etc., differ from the requirements of the underlying zonein which the development is proposed.

(2) Permanent Protection of Planned Unit Development Open Space,Performance Bonds, Guarantee of Improvements, Covenants and Restrictions- All provisions pertaining to the requirements cited in the approvedconditions of the Planned Unit Development prior to City Council finalapproval.

11-27-120 Standards and Requirements.

(1) The area proposed for development of a Planned Unit Development shall be in singleor corporate ownership at the time of application or a joint application may be filed by owners of theproperty.

(2) The minimum area for a Planned Unit Development shall be five (5) acres in R-S andR-1-8 and R-2 zones; or three (3) acres in R-4 and R-8 zones.

(3) Density of the Planned Unit Development shall be determined by the requirementsof the underlying zone.

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(4) Lot area, width, yard, height, and coverage regulations shall be determined byapproval of the preliminary development plan.

(5) The number of dwelling units in each building shall not exceed the number permittedin the zone when the underlying zone is R-S, R-1-8, R-2, or R-4. When the underlying zone is R-8the maximum dwelling units in each building may be increased to twelve (12) units provided thatthe maximum allowable density of the R-8 zone is not exceeded.

(6) The Planning Commission may require that yard and height requirements of adjacentzones be applied to the periphery of the Planned Unit Development.

(7) To assure that adjacent properties will not be adversely affected, the PlanningCommission may require, where feasible, buildings and uses of lowest intensity be situated on theperiphery of the Planned Unit Development.

(8) Every Planned Unit Development shall provide open space, accessible to all lots orunits, of not less than ten percent (10%) of the gross area in single-family Planned UnitDevelopments and thirty percent (30%) in multi-family Planned Unit Developments. (Open spacerequirements in a mixed single-family, multi-family shall be computed as a weighted average.) Nostreets, driveways, parking areas, yard area for specific structures or areas with slopes greater thanthirty percent (30%) may be included in the computation of the required open space. Playgrounds,parks, and recreation buildings may be considered part of the open space.

(9) Residential density may be increased up to a maximum of twenty percent (20%)above that allowed in the underlying zone, at the discretion of the Planning Commission and subjectto the concurrence of the City Council. The density will be determined during the preliminarydevelopment plan review stage. Density increases shall be governed by the following: (which areto be treated as additive, and not compounded.)

(a) An increase of common open space in a single-family Planned UnitDevelopment to fifteen percent (15%) of gross area, if improved, permits amaximum density increase of ten percent (10%); if the open space is leftunimproved, five percent (5%) is allowed.

(i) Improved open space is common open space that is highly accessibleto all residents of the Planned Unit Development; that is devoted toplanting; patios, walkway, and recreational areas; that providesrecreational facilities such as swimming pool, tennis court, clubhouse, playground, etc.; that is of such dimension to be functionallyusable (any one section of improved open space shall not be less thansix thousand (6,000) square feet nor less than thirty (30) feet in itssmallest dimension); and that is of a finished grade of twelve percent(12%) or less.

(ii) Unimproved open space is common open space that generally allowsfor the preservation of the Planned Unit Development`s naturalamenities such as rock outcroppings, trees, ravines, ponds, drainagechannels, etc. All or part of unimproved open space is generally leftin a natural state.

(b) A density bonus is not allowed in multi-family Planned Unit Development`sby increasing open space. Economies in construction and an increase in open

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space may be achieved by increasing the number of units per structure asprovided in Section 11-27-111(5).

(c) Character, identity, and architectural and siting variation incorporated in adevelopment shall be considered cause for density increases not to exceedfifteen percent (15%). When combined with open space density bonuses, thetotal density shall not exceed twenty percent (20%). The degree ofdistinctiveness and the desirable variation achieved shall govern the amountof density increase the Planning Commission and City Council approve.Such variations may include, but are not limited to, the following:

(i) Landscaping; streetscape; open spaces and plazas, using of existinglandscaping and natural features; pedestrian way treatments; andrecreational areas (a maximum increase of five percent (5%)).

(ii) Siting; visual focal points; use of existing physical features such astopography; view; sun orientation; circulation patterns; physicalenvironment; variation in building setbacks; and clustering ofbuilding groups (a maximum increase of five percent (5%)).

(iii) Design features; street sections; architectural styles; harmonious useof materials; parking areas broken by landscape features; and varieduse of house types (a maximum increase of five percent(5%)).

(10) All dwellings units shall be served by public sewer and public water. All utilitieswithin the Planned Unit Development shall be placed underground.

(11) Off-street parking spaces shall be provided as required in Chapter 32.

(12) All streets in a Planned Unit Development shall be a dedicated public street built toFarmington City Standards.

11-27-112 Open Space Preservation.

(1) The Farmington City Council, upon recommendation of the Planning Commission,shall require the preservation, maintenance and ownership of open space utilizing, at the City`soption one of the following methods:

(a) Dedication of the land as a public park or parkway system;

(b) Granting to Farmington City a permanent open space easement on and overthe said private open spaces to guarantee that the open space remainperpetually in recreational use, with ownership and maintenance being theresponsibility of a Homeowners` Association established with articles and by-laws which are satisfactory to Farmington City, or

(c) Complying with the provision of the Utah Condominium Ownership act of1963, Title 57, Chapter 8, Utah Code Annotated, 1953, as amended, whichprovides for the payment of common expenses for the upkeep of commonareas and facilities. Recreation uses and facilities may be developed withinthe common open space areas in compliance with a recreation andlandscaping plan approved as part of the approved final development plan ofthe Planned Unit Development.

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(2) If the second or third methods, as set forth above, are utilized to maintain the openspaces, but the organization established fails to maintain the open space in reasonable order andcondition, the City may, at its option, do or contract to have done the required maintenance and shallassess ratably the open spaces and individually-owned properties with the Planned UnitDevelopment. Such assessment shall be a lien against property and shall be filed with the DavisCounty Recorder, or the City may bring suit to collect the maintenance fees together with reasonableattorney`s fees and costs.

11-27-113 Performance Bond and Guarantee of Improvements.

In order to insure that the Planned Unit Development will be constructed to completion inan acceptable manner, the developer shall guarantee the improvements. The Performance Bond orGuarantee Agreement shall be prepared by the City Attorney and signed by the developer of thePlanned Unit Development. The developer shall deposit in escrow with a bank or lendinginstitution, a sum of money equal to one hundred twenty percent (120%) of cost of improvementsas estimated by the City Engineer. (The City Engineer may obtain estimates from licensedprofessionals for improvements that the City Engineer is not qualified to value (e.g. landscaping inthe improved common area). The estimated costs shall cover the construction and installation of allrequired landscaping, parking, and street improvements, including paving, curbs, gutter, sidewalks,water and sewer lines, parks, playgrounds, recreation facilities, and other amenities shown on thefinal development plan approved by the Planning Commission.

11-27-114 Covenants and Restrictions.

The applicant for any Planned Unit Development which is being developed as aCondominium project under the provisions of the Condominium Ownership Act of Utah, orsubsequent amendments thereto, shall prior to the conveyance of any unit, submit to the PlanningCommission a declaration of covenants, conditions and restrictions relating to the project, whichshall become part of the final development plan and shall be recorded to run with the land. Saidcovenants, conditions and restrictions shall include management policies which shall set forth thequality of maintenance that will be performed and who is to be responsible for said maintenancewithin said condominium development. Said document shall, as a minimum, contain the following:

(1) The establishment of a private association or corporation responsible for allmaintenance, which shall levy the cost thereof as an assessment to each unit owner within thecondominium development.

(2) The establishment of a management committee, with provisions setting forth thenumber of persons constituting the committee, the method of selection, and the powers and dutiesof said committee; and including the person, partnership, or corporation with property managementexpertise and experience who shall be designated to manage the maintenance of the common areasand facilities in an efficient and quality manner.

(3) The method of calling a meeting of the members of the corporation or association,with the members thereof that will constitute a quorum authorized to transact business.

(4) The manner of collection from unit owners for their share of common expenses, andthe method of assessment.

(5) Provisions as to percentage of votes by unit owners which shall be necessary todetermine whether to rebuild, repair, and restore or sell property in the event of damage ordestruction of all or part of the project.

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(6) The method and procedure by which the declaration may be amended.

11-27-115 Time Limit.

Unless there is substantial action leading toward completion of a Planned Unit Developmentor an approved phase thereof within a period twelve (12) months from the date of approval, asdetermined by the City Council such approval shall expire unless, after reconsideration of theprogress of the project, an extension is approved.

27-614 (now 11-27-106 (6)(h)) Amended, 9/02/98, Ord. 98-31

Dear Property Owner and/or Developer: Farmington City has adopted a Master Trails Plan of existing and proposed non-motorized trails to enhance our City and benefit our residents. A Master Trails Map is included with this material. All developers are asked to check this map for trails that may cross or abut your proposed development. The existing trails are solid lines whereas the proposed trails are dashed lines. If there is an existing or proposed trail on or abutting your property, you are asked to make allowance for the trail as you plan your development. This may be a condition of the City’s approval of each stage of your development. A two-page check list is also attached which details the approval process you will follow in a four-step process from schematic plan, to preliminary plat, to final plat, and finally, approval of your construction plans or building permit. I will work with you during this process as the City Planner, as well as a member of the Farmington Trails Committee (FTC), to sign off on each step. Your cooperation is appreciated as this is part of an on-going fulfillment of the Farmington City General Plan. As you work the trails into your development, these pathways will become an amenity to benefit the tenants and residents of your future project. Sincerely, David E. Peterson, AICP City Planner/Zoning Administrator Farmington City

Subapp-traillttr.doc11/23/2005

TRAILS PROCESS RELATED TO ZONING AND SUBDIVISION ORDINANCE

Who Action Planner Signoff

FTC Signoff

Dev Submit schematic plan to city planner Planner Compare to trail plan and work with developer as needed D & P Pre application conference to review trails Dev Submit schematic plan to PC " include "trails on and abutting the property must be shown" " include trails as part of the required street plan Planner Compare to trail plan and work with developer as needed PC Consider schematic plan until able to approve FTC Attend PC meetings CC Consider schematic plan until able to approve

Sch

emat

ic P

lan

FTC Attend CC meetings

Planner Schedule first trail walk with developer, FTC, others

Dev Before walk: Provide 3 full size copies of plan near trail, and schedule surveyor to attend with rebar, wood stakes, flagging

D, P, FTC

During walk: View corner stakes of lots and streets abutting trail, stake and flag trail, take photos, each party marks and keeps a drawing

Surv During walk: Stakes corners of nearby lots, and streets, using 4' long #6 rebar, wooden stakes, flagging

Dev Submit preliminary plat Planner, FTC Prepare recommendation for PC PC Vote on preliminary plat Planner Work with developer if appropriate per PC instructions Dev Submit (orig or revised) preliminary plat to planner

Pre

limin

ary

Pla

t

Planner, FTC Sign that all PC requirements have been met

Dev Submit proposed final plat and improvement drawings Planner, FTC Compare to draft plat and improvements, note changes if any

D, P, FTC If changes near trails, schedule and conduct another walk through, similar to first, including surveyor and staking

Dev If necessary, revise and submit proposed final plat and improvement drawings

Planner, FTC

Compare to draft plat and improvements, iterate process until complete

----- Final plat and improvement drawings are now complete Planner, FTC Sign that final plat and improvement drawings are complete Planner Put final plat and improvement drawings on PC agenda

Planner

Include text, trail not to be encroached upon; any required erosion control and landscaping; and the stakes for abutting lots/streets, stakes for trail must be present and maintained, re-set if destroyed by construction equipment

PC Vote on final plat and improvement drawings Planner Put final plat and improvement drawings on CC agenda CC Vote on final plat and improvement drawings Planner, FTC Prepare draft bond estimate for trails and landscaping CE Prepare bond estimate using planner input Dev Post bond for trails and landscaping Planner Schedule first preconstruction meeting

Dev Rough grade the trail, provide any required landscaping, ensure the stakes for abutting lots/streets, stakes for trail are still present

Planner, FTC

Trail walk to observe trail not encroached upon, any required erosion control, landscaping, and the stakes for abutting lots/streets, stakes for trail are present - if OK, bond is released

Planner, FTC Sign that final plat is ready for recording

Fina

l Pla

t

CE Submit plat to recorder for recording

Lot Owner Pick up building permit application

----- Building permit application informs lot owner to look for trails on the final plat and on the ground

Lot Owner Submit a plot plan with permit application

Planner Use plot plan checklist to review application for trails on and/or abutting - schedule a walk with lot owner and FTC if necessary

Planner Use plot plan checklist to notify FTC that construction is occurring FTC Trail chief periodically monitors the area

Inspectors Use building inspector checklist to enforce non-encroachment on trails

Bld

g P

erm

it P

roce

ss

FTC Trail chief continues to monitor the area twice per year minimum Note 1: update city ordinance to require the process described above

Note 2: recommend fee title for trails in subdivisions, easements for commercial properties

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FARMINGTON BAY PRESERVATION

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Farmington Area 20 YearMaster Trails Map

Help us maintain and monitor our trails. You can apply for the right to purchase and wear the full-color, embroidered patch shown here and be a part of Farmington's F.O.O.T. Patrol. See our website for details.

JOIN THE F. O. O. T. PATROL

Trail NamesBonneville Shoreline1

Historic (Main Street)2

North Frontage Rd3

South Frontage Rd4

Oakridge Preserve5

Legacy6

Shepard Creek9

Great Salt Lake8

Haight Creek10

11(Includes Lagoon Trai l)

Farmington Creek

Spring Creek13

Patsy's Mine15

Hornet Canyon16

Davis Creek18

Steed Creek17

Lund Lane19

Farmington Upper Terrace

20

Fruit Heights Upper Terrace

21

GSL Nature Center(Farmington Bay Preservation)

23

Bountiful Peak25

Ford CanyonOverlook26

Rail-to-Trail7

EARN THE

PATCHES

"POWER HIKER"

Become a Power Hiker! You may earn the "30 Miler PowerHiker" embroidered patch by hiking all 30 miles of finishedtrails in the Farmington trail network. The "15 Miler" patch isearned by hiking 15 miles of trails of your choosing.

Plan Ahead and Prepare Travel and Camp on DurableSurfaces Dispose of Waste Properly Leave What You Find Minimize Campfire Impacts Respect Wildlife Be Considerate of Other Visitors

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LegendTrailheads with parking

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City Parks

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Creeks

Dirt Road

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City Boundary

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Paved RoadExisting(Trail lines are approximations)

(Do not use yet)

US Forest System TrailNon-US Forest Route(Use at own risk)

"Improving the quality of trails and life"FARMINGTON TRAILS COMMITTEE

FARMINGTON CITY GIS..

VISIT OUR WEBSITE AT:www.FarmingtonUT.com

Printed: Nov 23, 2005